| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Best |
| Demographics | 70th | Best |
| Amenities | 56th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5156 Northbend Xing, Cincinnati, OH, 45247, US |
| Region / Metro | Cincinnati |
| Year of Construction | 2008 |
| Units | 122 |
| Transaction Date | 2016-11-04 |
| Transaction Price | $29,000,000 |
| Buyer | Capital Senior Living |
| Seller | Keystone Senior Living |
5156 Northbend Xing Cincinnati Multifamily, 2008 Vintage
Stabilized suburban location with occupancy in the neighborhood holding in the upper tiers of the market, according to WDSuite’s CRE market data, supports durable renter demand for a 2008-built, 122-unit asset.
This suburban Cincinnati neighborhood carries an A rating and ranks 41 out of 611 metro neighborhoods, placing it in the top quartile locally. For investors, that positioning typically reflects balanced fundamentals and demand depth that can support steady leasing performance relative to the metro.
Demand indicators are constructive: neighborhood occupancy is measured at 95.9% (77th percentile nationally), with only modest softening over the past five years, signaling generally stable tenancy. While renter-occupied housing accounts for a smaller share locally (low renter concentration at the neighborhood level), the broader 3-mile radius shows a larger renter base (about one-third of units are renter-occupied), which widens the tenant pool for multifamily.
Livability inputs are mixed to positive. Parks and pharmacies index in the mid-70s nationally, and grocery access sits around the national 60th percentile, while cafés are limited—suggesting daily conveniences are accessible even if lifestyle retail is thinner. Average school ratings trend a little above the national midpoint (about 3.0 out of 5), adequate for family-oriented renter segments seeking suburban stability.
Income and housing context are favorable for operations: neighborhood median household income trends in the mid-60s percentile nationally, and the rent-to-income ratio is low (94th percentile nationally), pointing to manageable affordability pressure and potential for healthy retention. Median home values are moderate for the region, which can sustain renter reliance on multifamily housing without overly constraining move-outs to ownership.
The property’s 2008 construction compares newer than the neighborhood’s average vintage (1995). That relative youth can position the asset competitively against older stock, though investors should plan for mid-life system updates and selective renovations to maintain positioning and support future rent trade-outs.
Public safety trends are mixed and should be factored into underwriting. The neighborhood’s crime rank is 278 out of 611 Cincinnati neighborhoods; in this framework, lower ranks correspond to higher crime levels, placing the area around the metro midpoint but leaning less favorable. Nationally, safety performance sits below average (around the 38th percentile), so comparative positioning is not a primary strength.
Recent momentum is nuanced: property offenses have eased year over year (approximately an 11% decline), while violent offense estimates increased over the same period. Investors should monitor trend direction and consider standard security, lighting, and access-control measures as part of operational best practices.
Proximity to major employers in consumer goods, grocery retail, healthcare, and financial services underpins commuter convenience and supports renter demand for workforce and professional households. Nearby anchors include Procter & Gamble, Kroger, Humana, Macy's, and Fifth Third Bancorp.
- Procter & Gamble Co. — consumer goods offices (5.5 miles)
- Kroger — grocery retail & corporate (7.5 miles) — HQ
- Humana — healthcare insurance (7.6 miles)
- Macy's — retail corporate (7.7 miles) — HQ
- Fifth Third Bancorp — banking & financial services (7.8 miles) — HQ
5156 Northbend Xing offers a 2008-vintage, 122-unit multifamily profile in a top-quartile Cincinnati neighborhood. Neighborhood occupancy tracks in the upper tiers nationally and has remained resilient, supporting revenue stability. Income levels are comparatively strong for the region and the rent-to-income ratio trends low, indicating manageable affordability pressure and potential for solid retention. According to CRE market data from WDSuite, the area’s amenity mix favors daily needs (parks, pharmacies, groceries) with fewer cafés, aligning with suburban renter preferences.
Within a 3-mile radius, demographics point to a larger renter pool than the immediate neighborhood and projections show growth in households over the next five years, which can expand the tenant base and support occupancy. Given the 2008 construction, the asset should compete well versus older stock, while investors can plan targeted mid-life upgrades to sustain rent premiums and leasing velocity.
- Top-quartile neighborhood ranking (41 of 611) supports durable demand and leasing performance.
- Strong occupancy positioning and low rent-to-income ratio indicate retention and pricing headroom.
- 2008 vintage offers competitive positioning versus older stock, with scope for targeted value-add.
- 3-mile demographics show a broader renter base and projected household growth, supporting demand.
- Risks: mixed safety trends, limited café/lifestyle amenities, and lower renter concentration at the immediate neighborhood level.